Why a systematic approach and partnership are crucial for decarbonisation

The CRREM (Carbon Risk Real Estate Monitor) approach defines scientifically grounded decarbonization pathways for different building types and countries. Properties that do not follow these pathways run the risk of being classified as unprofitable stranded assets. Thus, decarbonization becomes a prerequisite for the economic sustainability of real estate portfolios as well.

Yet there is often a gap between aspiration and reality—especially when long-term investments encounter short-term economic hurdles. What clients need in this situation is a partner who not only offers individual solutions but thinks and acts holistically. Transparency, cost-effectiveness, and scalability are crucial—as is a deep understanding of the buildings and their technical infrastructure.

This is exactly where Apleona comes in: As a leading facility management service provider, we know our clients’ buildings and systems down to the last detail. We combine this knowledge with solution expertise and strong implementation capabilities—thus laying the foundation for systematic decarbonization. Our guiding principle here: climate return—that is, the maximum CO₂ savings per euro invested. Because sustainability must be cost-effective to have an impact.

We demonstrate how this works in practice with our 5-step approach to decarbonization.

Step 1: Creating transparency—data as the foundation

The first step in any decarbonization strategy is establishing a robust data foundation. Without precise information on energy consumption and system conditions, informed decisions are impossible. Apleona relies on a digital energy monitoring system (enerlutec) that enables near-real-time monitoring of energy consumption. This allows us to recognize consumption patterns, identify anomalies, and derive optimization potential.

This is complemented by Apleona’s proprietary “Asset Information Modeling” (AIM), a comprehensive catalog of the attributes of the equipment classes present in the managed properties. This allows for the identification of systems where modernization potential is particularly high due to their age or the absence of key functions such as speed control or heat recovery. This results in a data-driven approach that not only creates transparency but also forms the basis for strategic decisions.

Based on the transparency created by data, potential for both operational optimizations and investments can be identified, and measures can be planned.

Step 2: Optimize Operations – Quick Savings Without Major Investments

Significant CO₂ and cost savings can be achieved simply through optimized operational management—without major investments. Apleona combines the expertise of our on-site facility managers with digital tools such as Recogizer. Recogizer uses AI-based predictive algorithms to proactively control heating, ventilation, and air conditioning systems. The artificial intelligence learns from weather data, building usage, and consumption patterns and dynamically adjusts system controls.

In buildings where Recogizer cannot be used due to a lack of building management systems, our experts handle the technical fine-tuning. Typical measures include avoiding simultaneous heating and cooling, adjusting setpoint temperatures and switching times, or calibrating the sensors. The focus here is on increasing efficiency through smart operations management—a fast, cost-effective entry into decarbonization.

Step 3: Small Investments with a Big Impact

Based on the data collected in AIM, we can automatically identify measures that are tailored to the specific conditions of the properties and deliver significant results with manageable effort. These small investments in building technology can often be implemented quickly and pay for themselves within a few years. Examples include replacing inefficient pumps, converting to LED lighting, or insulating accessible piping. These measures can be implemented without major disruptions to building operations.

Step 4: Strategically plan larger investments

For consistent decarbonization beyond the savings that can be implemented quickly, larger investments are also necessary—such as in heat pumps, photovoltaic (PV) systems, or building management systems. To proceed in a technically and economically sound manner, strategic planning is required—for example, to combine the switch to heat pumps with the necessary renewal of heating and air conditioning systems, or to maximize the on-site consumption of PV electricity. Apleona uses the previously developed decarbonization roadmap as a foundation and ensures its implementation by coordinating the various trades.

Step 5: Consider the building envelope as needed

Even though construction measures such as facade or roof renovations are not part of Apleona’s core business, we include them in our decarbonization consulting for clients. This is because when planning new heating or cooling systems, it is worthwhile to explore opportunities to reduce the heating or cooling load. In addition to insulation, this also involves shading solutions such as automatically controlled exterior blinds or the installation of solar control film.

Case Study: Major Financial Services Provider

Our collaboration with a major financial services provider serves as an example of the successful implementation of our approach. Apleona supports the company’s energy management at over 500 European locations as part of an integrated facility management contract. Thanks to the energy optimization measures Apleona has been implementing for over 15 years, the sites’ electricity consumption has nearly halved compared to a scenario without such measures.

The energy management implemented by Apleona is based on a data-driven approach: consumption and system data provide transparency regarding energy efficiency potential. These can be largely realized through operational optimization—such as by adjusting target temperatures and switching times, which are now also supported at two major sites by the AI-based predictive optimization of Apleona’s subsidiary Recogizer.

In addition, there are targeted small-scale savings measures, particularly lighting modernization. High-quality LED lighting has paid for itself in the customer’s buildings in an average of four to five years, while the retrofitting of lighting controls and smart heating and shading controls often pays for itself in less than three years. Larger investments, such as the replacement of entire chillers and air conditioning systems, are primarily made when aging technology makes them necessary due to the high costs involved. This makes it all the more important to seize the opportunity and align new systems with the goal of decarbonization. With this in mind, Apleona is currently working with the client to develop decarbonization strategies for several locations, which include, among other things, the use of heat pumps.

The extensive data collection on measures already implemented also enables an evaluation of the climate return on investment. This is particularly high for operational optimization (manually or via Recogizer): On average, over 3 kg of CO2 could be avoided per euro invested, based on the emission factors of the CRREM approach for the energy saved. Even small investments in energy efficiency avoided an average of 2–3 kg of CO₂ per euro invested, when considering the expected useful life. Larger investments yielded around 1 kg of CO₂ per euro. This does not yet account for the fact that most of the measures pay for themselves through saved energy costs, meaning that the avoided emissions are offset by an economic gain overall.

Conclusion: Shaping the transition together

Decarbonization cannot be achieved through individual measures or isolated projects alone, but only through a strategic, integrated, and above all data-driven approach. Anyone seeking to reduce CO₂ emissions in a sustainable and cost-effective manner needs a robust basis for decision-making—and this is precisely where the key lies: in the intelligent use of building data.

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